516 Robson Dr · Villa Rica, GA 30180

$209,990

3 bd · 2.5 ba · 1,421 sqft · Townhouse · 39 Days on market

Built 2026 Good condition $219/mo HOA · 11% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction with payments lower than rent. Located near Downtown Villa Rica, in one of Carroll County's Fastest Selling Gated Communities. Our newest townhomes are move-in ready with standard upgrades such as stainless steel appliances and granite countertops. We also include washer and dryer! You can enjoy more time with family and friends because all landscape maintenance is included. The Emery is the ideal location close to HWY 20 which makes traveling to and from the neighborhood very easy. This great location is close to shopping, dining, The Mill Amphitheater and downtown Villa Rica, not to mention Lions Gate Movie Studio just a few miles away. Call today & ask about our Starlight Advantage Program! Hours are 10am-6pm M-Sat and 11am-6pm on Sunday

Key facts

• Move-in ready
• New construction
• Gated communities

Tags

• NEW CONSTRUCTION
• GATED COMMUNITIES
• MOVE-IN READY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LANDSCAPE MAINTENANCE INCLUDED

Property features AI

Finance

• Other: Part of a larger multi-family community (160 units to be built, 268 units in community)
• HOA & community: Monthly association fee ($165) with additional annual fee ($650); Association covers insurance, grounds maintenance, reserve fund, and pool; Community features include gated entry, homeowners association, pool, park, sidewalks, street lights, nearby schools, shopping, and trails/greenway

Exterior

• Parking: Attached garage; One garage space; Driveway; On-street parking; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Two levels; New construction; Fee simple ownership
• Construction: Cement siding and wood siding with HardiPlank-type material; Composition roof; Slab foundation
• Exterior features: Privacy fencing; Patio

Interior

• Kitchen: White cabinets; Pantry; Solid surface and stone counters; View to family room; Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Three upper-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with tub/shower combo; One half bath on the main level
• Heating & cooling: Zoned heating; Central air with zoned cooling
• Interior features: 9-foot ceilings on the main level; Walk-in closet(s); Double-pane windows; One shared/common wall
• Laundry & utility: Upper-level laundry with laundry closet; Electric dryer hookup; Washer; Electric water heater

🏗️ New construction. The $209,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $233,995.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (7.1% below list).
• Recommended offer: $191k (8.8% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 4.0% in Villa Rica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Villa Rica Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 432 students, 69% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $191,433 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 10.0

CMA / ARV

• ARV (median comp): $233,995
• List price: $209,990
• Delta: -10.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Robson Dr	0.02mi	3/2.5	1,421 (0%)	1mo	$229,990	$162	98
504 Robson Dr	0.03mi	3/2.5	1,421 (0%)	1mo	$239,990	$169	98
405 Towson St	0.02mi	3/2.5	1,421 (0%)	2mo	$239,990	$169	97
230 Gillis Way	0.05mi	3/2.5	1,421 (0%)	2mo	$239,990	$169	96
228 Gillis Way	0.05mi	3/2.5	1,421 (0%)	3mo	$224,990	$158	95
412 Towson Street Way	0.04mi	3/2.5	1,421 (0%)	4mo	$241,990	$170	95
323 Hynes Dr	0.05mi	3/2.5	1,421 (0%)	3mo	$246,990	$174	95
331 Hynes Dr	0.04mi	3/2.5	1,421 (0%)	5mo	$235,990	$166	94
327 Hynes Dr	0.05mi	3/2.5	1,421 (0%)	5mo	$230,990	$163	94
333 Hynes Dr	0.04mi	3/2.5	1,421 (0%)	6mo	$225,000	$158	94
315 Hynes Dr	0.07mi	3/2.5	1,421 (0%)	6mo	$224,990	$158	91
309 Winton Way	0.06mi	3/2.5	1,421 (0%)	7mo	$229,990	$162	91

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-57,619
• Equity at exit: $34,889

10-year hold

• IRR: -25.0%
• Equity multiple: -0.19×
• Total profit: $-78,223
• Equity at exit: $20,232

Cash invested: $65,518 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,227
• Tax est. 1.5%: −$292 /mo · $3,510/yr
• Insurance: −$97
• HOA: −$219
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-294

Break-even live

Break-even rent $2,324

Max offer price $191,433

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-213	+0% $-294	+5% $-375	+10% $-456
Rent	-10% $-448	-5% $-371	+0% $-294	+5% $-217	+10% $-140
Rate	-1.0pp $-176	-0.5pp $-235	base $-294	+0.5pp $-355	+1.0pp $-416

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,499
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	26d	1	0.05mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	22d	1	0.05mi
1004 Merritt Dr Villa Rica, GA	3.0	2.5	1695	$2,100	$1.24	46d	1	0.28mi
1002 Merritt Dr Unit 2 Villa Rica, GA	3.0	2.5	1695	$1,850	$1.09	1d	1	0.28mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,877	$1.54	1d	9	0.40mi
49 Melleray Ct Villa Rica, GA	3.0	2.5	1340	$1,970	$1.47	4d	1	0.49mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	19d	1	0.57mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	14d	1	0.57mi
99 Powers PASS Villa Rica, GA	2.0–3.0	2.0–2.5	1269	$2,195	$1.73	3d	4	0.65mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,641	$2.48	0d	30	0.66mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,037	$1.45	7d	9	1.19mi
540 S Carroll Rd Villa Rica, GA	1.0–3.0	1.0–2.0	1018	$1,630	$1.60	1d	12	1.23mi
106 Maple St Villa Rica, GA	3.0	2.0	1585	$1,700	$1.07	26d	1	1.26mi
902 Hickory Level Rd Villa Rica, GA	3.0	2.0	1230	$2,150	$1.75	26d	1	1.29mi
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,415	$0.96	6d	1	1.32mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	45d	1	1.33mi
600 Sheffield Ct Villa Rica, GA	3.0	2.0	1300	$1,815	$1.40	5d	1	1.36mi
417 Remington Ct Villa Rica, GA	3.0	2.0	1228	$1,680	$1.37	1d	1	1.42mi
130 E Wilson St Unit 130 Villa Rica, GA	2.0	1.0	875	$1,325	$1.51	13d	1	1.49mi
209 E Wilson St Unit 48 Villa Rica, GA	2.0	1.5	1008	$1,200	$1.19	1d	1	1.50mi

HOA detail

• Monthly dues: $219 · $2,628/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-21
   days on market $209,990 Active 39 DOM
2. 2026-06-18
   days on market $209,990 Active 36 DOM
3. 2026-06-17
   days on market $209,990 Active 35 DOM
4. 2026-06-16
   days on market $209,990 Active 34 DOM
5. 2026-06-15
   days on market $209,990 Active 33 DOM
6. 2026-06-13
   days on market $209,990 Active 31 DOM
7. 2026-06-09
   days on market $209,990 Active 27 DOM
8. 2026-06-08
   days on market $209,990 Active 26 DOM
9. 2026-06-07
   days on market $209,990 Active 25 DOM
10. 2026-06-04
    days on market $209,990 Active 22 DOM
11. 2026-06-03
    days on market $209,990 Active 21 DOM
12. 2026-06-02
    days on market $209,990 Active 20 DOM
13. 2026-06-01
    days on market $209,990 Active 19 DOM
14. 2026-05-31
    days on market $209,990 Active 18 DOM
15. 2026-05-15
    price $229,990 524-char remark
16. 2026-05-13
    listed $209,990 Active 771-char remark

    Show marketing remark (771 chars)

    New Construction with payments lower than rent. Located near Downtown Villa Rica, in one of Carroll County's Fastest Selling Gated Communities. Our newest townhomes are move-in ready with standard upgrades such as stainless steel appliances and granite countertops. We also include washer and dryer! You can enjoy more time with family and friends because all landscape maintenance is included. The Emery is the ideal location close to HWY 20 which makes traveling to and from the neighborhood very easy. This great location is close to shopping, dining, The Mill Amphitheater and downtown Villa Rica, not to mention Lions Gate Movie Studio just a few miles away. Call today & ask about our Starlight Advantage Program! Hours are 10am-6pm M-Sat and 11am-6pm on Sunday

17. 2026-05-13
    listed $209,990 New

    Show marketing remark (771 chars)

    New Construction with payments lower than rent. Located near Downtown Villa Rica, in one of Carroll County's Fastest Selling Gated Communities. Our newest townhomes are move-in ready with standard upgrades such as stainless steel appliances and granite countertops. We also include washer and dryer! You can enjoy more time with family and friends because all landscape maintenance is included. The Emery is the ideal location close to HWY 20 which makes traveling to and from the neighborhood very easy. This great location is close to shopping, dining, The Mill Amphitheater and downtown Villa Rica, not to mention Lions Gate Movie Studio just a few miles away. Call today & ask about our Starlight Advantage Program! Hours are 10am-6pm M-Sat and 11am-6pm on Sunday

18. 2026-05-03
    price $234,490 524-char remark
19. 2026-04-25
    listed $243,490 Active 524-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,422
• − Mortgage interest: −$13,107
• − Property taxes: −$3,510
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$2,628
• − Depreciation: −$6,807
• Taxable loss: −$7,548
• Est. tax savings @ 24.0%: +$1,811
• After-tax cash flow: $-1,718/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready townhouse is in excellent condition with new construction, stainless steel appliances, and granite countertops. It offers a good investment opportunity with potential for increased value through minor updates.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace carpet with hardwood — Increases resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace carpet with hardwood — Increases resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $209,990 FMLS
• 2026-05-13 Listed $209,990 GAMLS